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2024 Remodel Showcase

“Love at First Sight is not Just an Event; It’s an Evolving Journey”

INTRO

The complete remodel of this 1980’s home, to the ultimate delight of our clients, is a classic example of a successful yet ambitious and demanding remodel project; exacerbated by the existing home’s myriad of poorly constructed add-ons, concealed structural, electrical and plumbing issues. Further challenging the team was the absence of any existing plan or precise vision for what the remodel should ultimately consist of other than enhancing the panoramic views from every room and transforming the outdated residence into a spacious, natural light infused and comfortable environment with contemporary designs. The project tested all of our remarkable team’s remodeling experience and strengths by evincing constant and transparent client communication; their creative ability in addressing unknowns and ever evolving design considerations; innovative engineering; flexibility with scheduling changes impacted by supply chain; lack of labor issues during and following COVID and weather issues during the winter of 2022-2023 in the midst of critical exterior roof work. How about a 60’ by 50’ Big Top tent to address the situation!

Goals

The central theme and initial drive for this evolving two year project was to maximize and enhance the panoramic views of the city and natural surroundings. As the initial requisite projects materialized, the Client’s uncertain wishful goals and loosening budget evolved into appealing and productive design drafts.
  • Remove faulty, undersized malfunctioning Heating & Cooling systems and replace with an efficient HVAC system for the entire residence.
  • Remove existing windows (including clerestory) and replaced with less obstructive window units.
  • Relocate the existing poorly placed and view obstructing living room fireplace.
  • Re-think a design for the existing nondescript Main entry that would entice visitors as they entered the living room with enchanting views.
  • Redesign/revitalize the Primary Suite to better utilize the existing 900 sq ft space with a medium sized bedroom and oversized closet area.
  • Remove and replace the dated living room stairs & support wall occupying prime living space with a design to complement the main entrance.
  • Revitalize/update 3-bathrooms and a funky powder room.
  • Remove all ceiling track lighting and replace with updated lighting.
  • Eliminate outdated sunroom structure, conjoined  with the dining room, and failing raised wood deck and replace with a ‘to be designed’ exterior space.
Expanded “evolving” goals were affected by numerous existing building code violations and unknown conditions that mandated diligent Contractor/Client collaboration and open communication.
  • Create a home that is spacious and comfortably facilitates large gatherings for visiting friends/family yet provides quiet meditative spaces.
  • Original partial roof replacement plan expanded to include the removal and replacement of all existing roofing and insulation as required by code.
  • Remove/replace all existing sub-standard electrical wiring (non code compliant and inadequate to accommodate revisions/remodel).
  • Remove all existing copper water lines servicing the house as existing copper water lines with pin hole water leaks were discovered during the relocation of toilets & shower drains.

Floor Plans

Obstacles &
Solutions

The evolving construction efforts involved a myriad of remodeling projects that occurred over a 2 year period. However, due to the home’s underlying unknowns, e.g. issues with the existing structural integrity, utility issues and code requirements resulted in numerous unanticipated scope of work revisions , requiring frequent scheduling changes.

1

Removing and replacing the discombobulated and malfunctioning heating and cooling system required significant areas of roofing to be removed, resulting in several months with no heat. With concerns of inclement weather, opening the the roof to completely remove and replace the duct work and HVAC over a large area (approx. 1400 sq ft), required a new pocket roof which presented a major scheduling impediment; potentially a 4 + month delay. The option of laying off workers and the impact on the schedule was unacceptable.

Proactively replace the malfunctioning heating and cooling system with an upgraded, efficient HVAC unit to serve the entire residence. Coordinate with roofing teams to install temporary protective covers over opened areas during ductwork replacement to mitigate weather risks. This prevents prolonged delays and allows continued work on other parts of the project without sacrificing worker availability or scheduling.

Obstacle

2

Expanding the Primary bedroom area required opening a portion of the roof to accommodate the installation of a new engineered concealed LVL beam, to support the extended and enlarged ceiling area.

Redesign the primary suite layout to optimize space, incorporating the LVL beam installation seamlessly with other structural adjustments. This approach maintains the project's pace, enabling concurrent work in other areas and avoiding unnecessary halts. Expanding the ceiling and utilizing the new beam supports aligns well with enhancing the room’s overall functionality.

Obstacle

3

Removal of the existing dysfunctional bridge connecting the front entry and kitchen exposed an unexpected electrical and plumbing/gas line chase resting on dirt, necessitating removal and relocation. Subsequently, a concrete pad was poured level with the existing adjacent living room concrete providing a substrate for oak flooring to blend with the existing living room floor. This increased the functional living area by 100 sq ft.

Use the opportunity presented by the bridge removal to expand the living area and create a more integrated layout. Pour a new concrete pad level with adjacent flooring, which provides a solid substrate for new flooring. For the exposed electrical and plumbing/gas lines, install a chase along a shared wall, accommodating the re-routed utilities while enhancing structural integrity and minimizing impact on the schedule.

Obstacle

4

The team was confronted with an approaching demolition schedule to (1) remove existing windows/doors, and (2) enlarge window openings to accommodate the 10’ x 8’ steel framed sliding door units & large metal framed windows. Unfortunately, the anticipated lead time for all replacement metal framed glass windows and doors was approximately 6 months. A risky decision by Fabuwallous was made to pre-order doors & windows in advance of final plans or a building permit from 2 manufacturing companies.

To address the long lead times, pre-order windows and doors from multiple manufacturers. This approach helps secure materials in advance and mitigates risks associated with supply chain delays. As part of this strategy, select panoramic, metal-framed glass units that maximize natural light and views, improving the aesthetic appeal of key living spaces.

Obstacle

5

Floor plan revisions necessitated the relocation of existing waste & supply lines to accommodate all showers, toilets and ancillary plumbing fixtures. The selective demolition of existing plumbing, to accommodate new plumbing, revealed pin hole water leaks in the copper supply lines, requiring replacement of the copper lines.

Replace outdated copper supply lines with PEX tubing, which offers greater durability and is less susceptible to leaks. By updating all plumbing fixtures and incorporating modern materials, this approach ensures that new installations are future-proof and compatible with the reconfigured bathrooms and plumbing layout, reducing the likelihood of recurring issues.

Obstacle

6

In the midst of construction an issue with the shared well was discovered by our clients and the neighbor sharing the well. On a regular basis the well was unable to keep up with the demand resulting in both parties being without water, requiring water deliveries by a third party. We were consulted regarding the issue as though we needed any unanticipated surprises adding to our scope of work.

Work with clients and the neighboring property to explore the installation of a dedicated well or a supplemental water storage system, ensuring reliable water access. Until a permanent solution is in place, secure water deliveries from third-party services as an interim measure to maintain project continuity and prevent water shortages from disrupting work.

Obstacle

Conclusion

The Fabuwallous team, including 3rd party professionals demonstrated relentless flexibility and ingenuity while not only fulfilling the dreams of our clients (essential contributing team members), but also while shepherding an evolving budget with vigilant attention to building details and an energy efficient remodeled home with numerous remarkable details. This is a testament to what remodeling is about!

Testimonial

    We have renovated 11 homes in our lifetimes – in Los Angeles, in Ojai, Palm Springs and two in Buenos Aires. Until working with Bill and everyone at Fabu-wall-ous, never have either of us ever uttered the sentence “I love my contractor.”

    - Steve Levitt and Eric Cowger